HomeMy WebLinkAbout1997 [08] Aug 26
Pursuant to due call and notice thereof¡ the Planning Commission for the City of St. I
Joseph met in special session on August 26¡ 1997 at 7:00 p.m. in the St. Joseph City Hall.
Members Present: Chair Hub Klein. Commissioners S. Kathleen Kalinowski, Marge
Lesnick, Linda Sniezek, Dan Nierengarten. Council Liaison Cory Ehlert. Deputy Clerk
Judy Weyrens.
Others Present: Economic Development Director Chad Carlson, Charlie Berg,
Raymond Loehlin, Ellen Wahlstrom, Bob Wahlstrom, Rita Douvier, Dave Douvier, Bill
Wasner, June Hoffmann, Leon Hoffmann, Greg Kacures, Charlie Klocker
The purpose of the meeting was to discuss the existing zoning of the property described
below and to review the appropriateness of such. If zoning changes area required, a
public hearing will be held in September. The following is the area to be reviewed:
1. North of Minnesota Street to County Road 75 from 3rd A venue NE to 16th
Avenue (former 9Ist Avenue)
2. North of County Road 75 and West of College Avenue North from College
A venue North to the westerly end of the Corporate Limits.
Klein stated that the Planning Commission is seeking citizen input on the proposed
rezoning of the above properties. In an effort to conduct long range planning, the
Planning Commission requested the Council place a Land Use Moratorium on the
above described property. The Council did place the Moratorium and allowed the
Planning Commission 90 days to review and make a recommendation to the Council.
At this time the Commission is seeking input from affected residents. Klein opened the
floor to anyone wishing to speak.
Raymond Loehlin: Questioned the affect zoning has on tax values.
Weyrens responded that property is taxed on the use not the zoning classification.
Charlie Berg: Questioned the intent of the Planning Commission and the affect the
changes will have on property owners.
St. Joseph EDA Director, Chad Carlson, presented an illustration of proposed changes
(see Table I and Table 2). Carlson stated that the majority of changes reflected reducing
zoning from R-3 to R-I. The zoning changes will not affect the current use of the
property, nor will it have an adverse affect upon selling. Some of the zoning changes
may bring properties into non-compliance, but this will not force any owner to cease
the current use of their property.
Ehlert explained that when the City annexed the property SE of Minnesota Street, it
came into the City with the Township land use designations. There being considerable
differences in permitted uses as designated by the City and Township the Planning
Commission is reviewing the zoning for appropriateness. It is the job of the Planning
Commission to project land uses in the future and that is the purpose for the Land Use
Moratorium.
August 26, 1997 Page 1 of3
I Ehlert also discussed the need to review the property adjacent to County Road 75
(North side) and West of College Avenue North. At one time the City viewed the area
along County Road 75 for potential Industrial Development. However, since the
annexation of the Industrial Park the focus has changed. While the focus of the area
along CSAH 75 has changed the zoning classification of Industrial remained. Therefore,
the Planning Commission is reviewing this area as to what is the best and highest use
for that property.
Raymond Loehlin: Discussed the proposed expansion of 12th A venue SE and the effect
it would have on the neighborhood. He also questioned the difference between R-1 and
R-2.
Weyrens responded that R-1, Single Family, allows for single family dwellings and
only allows rental units for up to 3 unrelated person. Home occupations are also
identified and allowed in this area. R-2, Multiple Family, allows for rental units with a
maximum limit of 2 units per property (lot). Density per unit is based on the amount
of square footage per unit.
Ellen Wahlstrom: Questioned the required buffer between zoning districts and the need
for the Planning Commission to protect the Single Family dwelling adjacent to a
Business District.
Klein stated that the Ordinance does not provide much in buffer allowances.
However, the Planning Commission will be reviewing the existing Zoning Ordinances
and will consider additional buffer allowances.
Wahlstrom discussed the problems the neighborhood surrounding Silver Motors is
experiencing and hopes the Planning Commission will provide protection for Single
Family Dwellings near Industrial or Commercial Development.
Carlson discussed the Roske Property and his recommendations. He stated that the
portion of the property where the Fire Hall is located should be designed as Public, the
one lot adjacent to 4th A venue SE and Minnesota Street East is not a prime commercial
lot and could be zoned General Business or Single Family and the remaining Roske
Property should be designated as General Business.
Charlie Berg: Questioned if on the property owned by Scherer where zoned R-1, could
patio homes or single family homes œ constructed.
Klein stated that Single Family development would be allowed depending on the
style of homes constructed.
Linda Sniezek discussed the need for the Planning Commission to plan for the future
and determine what is the best use for the property, how is St. Joseph growing and
where we want to be in the future.
Bill Wasner: Requested that his property remain as General Business as he has been in
business since 1940.
Dave Douvier: Questioned the impact re-zoning would have on the sale of his
property .
August 26, 1997 Page 2 of 3
Weyrens stated the property would be allowed to continue the current use unless I
there is a one year lapse of continued use. This only applies if the use is determined to
be in non-compliance. Additionally, property is taxed on the use not the zoning.
(Ehlert left 8:25 p.m.)
Raymond LoeWin questioned what a buffer is. Commissioners responded that a buffer
is open space that is required as a setback. This type of setback helps prevent
encroachment on adjoining zoning districts.
Leon Hoffmann: Requested that his property west of County Road 133, North of
Minnesota Street, and east of 4th A venue NE be designated as General Business or R-3.
The property is currently a 4 unit apartment building.
Bill Wasner discussed the possible contaminants on the former Lyman Hull property
and the limited development possibilities. It is his opinion that the best use for that
property be for storage or warehouse. Wetlands are also a deterrent for development
and resale of the property.
The Commission also discussed the former Krebsbach bulk tank distribution property
and the best use for that property. The Commission was in general agreement to
change the designation from Industrial to General Business.
Lesnick made a motion to adjourn at 9:00 p.m.; seconded by Nierengarten. The motion
passed unanimously by those present.
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August 26, 1997 Page30f3